Strata Real Estate & Leasing
Find the
Right Home.
With the
Right Guide.
Buyer Consultation & Representation Guide
Prepared for
[Buyer Name(s)]
Consultation Date: [Date] · [City, NV]
STRATA
Real Estate & Leasing
Who We Are
Strata Real Estate & Leasing is a full-service boutique brokerage based in Southwest Las Vegas. We serve buyers, sellers, investors, landlords, and tenants across Southern Nevada — with the same professional standards and the same dedication to exceptional service in every transaction.
As a buyer, you deserve representation that is fully focused on your interests — from your first search to the moment you receive your keys. Strata provides that representation with direct Broker access, expert market knowledge, and the patient, professional guidance that a significant financial decision like this deserves.
Why Buyers Choose Strata
- Direct Broker Access — You work directly with the Broker. Not an assistant, not a rotating team member — the Broker.
- Southwest Las Vegas Expertise — We know the neighborhoods, the communities, the HOAs, and the builders. That knowledge saves you time and protects your investment.
- Full-Service Platform — If the home you purchase becomes a rental property someday, Strata's property management team is already here.
- California Relocation Experience — If you are relocating from out of state, we have guided many families through this exact transition. We know what you do not know yet — and that matters.
- No Pressure, No Rush — We work at your pace. The right home at the right price is always the objective — not the fastest transaction.
Our Commitment to You
Strata represents your interests — and yours alone. Every piece of advice, every offer strategy, every negotiation tactic is designed with one goal: helping you find and purchase the right home on the best possible terms.
II
Section Two
The Las Vegas Market
Current Market Conditions — 2026
The Las Vegas real estate market in 2026 is balanced — giving buyers more options and negotiating room than at any point in the last several years, while still rewarding decisive buyers who act on well-priced homes.
$465K
Median Home Price
Single-Family
+7%
SW Las Vegas
YoY Appreciation
What This Means for You as a Buyer
- Inventory is higher than it has been in years — you have more choices and more time to make the right decision
- Many sellers are willing to negotiate — on price, on closing costs, and on terms — in a way they were not in 2021–2022
- Well-priced homes in desirable Southwest Las Vegas communities still attract multiple buyers — when you find the right one, move with confidence
- Builders are offering rate buydowns and incentives on new construction — we will help you evaluate these against resale options
- Southwest Las Vegas (+7% YoY) remains one of the strongest appreciation corridors in the valley — buying here is a strong long-term decision
The Buyer's Advantage Right Now
This is the most buyer-friendly market Las Vegas has seen since 2019. You have leverage — and Strata knows how to use it on your behalf. The goal is not just to find you a home. It is to find you the right home on the right terms.
III
Section Three
Your Buyer Profile
Tell Us About Your Search
The more we understand about what you are looking for, the more effectively we can serve you. Please complete the profile below so we can tailor our search and our guidance to your specific goals.
IV
Section Four
Financing Your Purchase
Getting Pre-Approved — Why It Matters
In today's market, a pre-approval letter is not optional — it is your entry ticket. Sellers will not seriously consider an offer without it, and in competitive situations, a strong pre-approval can be the difference between winning and losing a home you want.
A pre-approval is not a pre-qualification. A pre-approval means a lender has reviewed your income, assets, credit, and debts and has issued a conditional commitment to lend you a specific amount. That carries weight with sellers.
Financing Options
C
Conventional Loan
Most common for buyers with strong credit (620+) and 3–20% down. Best rates with 20% down — eliminates PMI.
F
FHA Loan
3.5% down with credit scores 580+. Great for first-time buyers. Requires mortgage insurance premium (MIP).
V
VA Loan
0% down for eligible veterans and active military. No PMI. One of the strongest financing options available.
N
New Construction
Builder incentives may include rate buydowns, closing cost credits, or upgrades. Strata helps you evaluate and negotiate these.
J
Jumbo Loan
For purchase prices above conforming loan limits (~$766K). Requires stronger credit and larger down payment.
$
Cash Purchase
Strongest offer position. No financing contingency, faster closing. Strata can structure cash offers to maximize your competitive advantage.
Strata's Preferred Lenders
Strata works with a select group of lenders who share our service standards — responsive, reliable, and committed to closing on time. If you need a lender referral, we are happy to make an introduction. The lender you choose matters as much as the rate they offer.
Understanding Your Costs
- Down Payment — Typically 3.5–20% of the purchase price depending on loan type
- Closing Costs — Approximately 2–3% of the purchase price (title, escrow, lender fees, prepaid items)
- Home Inspection — $350–$600 typically paid at time of inspection
- Earnest Money Deposit — Typically 1–2% of purchase price, applied to your down payment at closing
- Appraisal Fee — $500–$700 typically, ordered by your lender after offer acceptance
- HOA Transfer Fees — Varies by community; Strata will confirm these before offer submission
V
Section Five
The Buying Process
From Consultation to Keys — Step by Step
1
Buyer Consultation
We meet, review your goals, confirm your budget and timeline, and complete the required Nevada agency disclosure forms. Today's meeting.
2
Pre-Approval
If not already done, we connect you with a preferred lender who can issue a pre-approval letter quickly. You cannot make a credible offer without one.
3
Home Search
We set up an automated MLS search matching your criteria. You receive new listings the moment they hit the market — often before they appear on Zillow. We schedule and attend showings with you.
4
Offer Strategy
When you find the right home, we analyze comparable sales, review the listing history, and develop an offer strategy designed to win without overpaying.
5
Negotiation & Acceptance
We negotiate on your behalf — price, closing costs, repairs, timeline, and all terms. Once your offer is accepted, we move into the contract period.
6
Inspection Period
You have the right to inspect the property. We help you select a qualified inspector, attend the inspection, and advise on repair requests based on what the report reveals.
7
Appraisal
Your lender orders an appraisal to confirm the home's value supports the loan amount. If there is an appraisal gap, we advise on your options.
8
Clear to Close
Your lender issues a clear to close, escrow prepares closing documents, and we confirm all final figures match your expectations before closing day.
9
Closing Day
You sign documents, funds are disbursed, and the deed is recorded. We hand you the keys to your new home.
Typical Timeline
Days 10–15
Appraisal Ordered
VI
Section Six
Offer Strategy
How We Write a Winning Offer
Writing an offer is not simply filling out a form. Every term in a purchase agreement affects your position — your risk, your leverage, and your total cost. Strata's offer strategy is designed to make your offer as strong as possible without exposing you to unnecessary risk.
| Offer Element | What It Means for You |
|---|
| Purchase Price | Based on comparable sales, days on market, and seller motivation — not list price alone. We advise on the right number to win without overpaying. |
| Earnest Money Deposit | A stronger EMD signals serious intent. In competitive situations, a higher deposit can differentiate your offer from others at the same price. |
| Inspection Contingency | Protects your right to inspect and request repairs or withdraw. Strata advises on how to structure this based on the property and competition. |
| Appraisal Contingency | Protects you if the home appraises below the purchase price. We advise on whether to include, limit, or waive based on your situation. |
| Financing Contingency | Protects your earnest money if your loan falls through. Critical for financed buyers — rarely waived without significant risk. |
| Closing Date | Aligning your closing date with the seller's preference can make your offer more attractive — even at the same price as a competitor. |
| Seller Concessions | Requesting closing cost credits reduces your out-of-pocket expense. We advise on when to ask and how much is reasonable given market conditions. |
The Strata Offer Approach
We do not recommend offering more than a home is worth. We do recommend offering strategically — structuring terms that make your offer the most attractive option the seller has received, at a price the data supports.
VII
Section Seven
What to Expect from Strata
Strata's Commitment to You
Availability: You have direct access to the Broker. Call, text, or email — we respond promptly and keep you informed at every step.
Honesty: If a home is overpriced, we will tell you. If a neighborhood has issues you should know about, we will tell you. You deserve accurate information — not what you want to hear.
Patience: We work at your pace. There is no pressure to make an offer before you are ready, no urgency that is not real, and no commission-driven rush.
Advocacy: In every negotiation, we represent your interests — and yours alone. Strata does not represent the seller in the same transaction without full disclosure and written consent.
Documentation: Every showing, every offer, every counteroffer, and every communication is documented. You will always know exactly where things stand.
After Closing
- 7-day post-closing check-in — how is everything going in your new home?
- 30-day follow-up — any questions, concerns, or things we can help with?
- Annual market update — what has happened in your neighborhood and what your home may be worth
- Home anniversary email — on the anniversary of your closing, every year
- Strata is here for your next move, your investment property, or your referrals — whenever you need us
Let's Find Your Home
1
Complete Your Buyer Profile
If you have not already, complete the buyer profile in Section III so we can set up your customized MLS search today.
2
Confirm Pre-Approval
If you do not have a pre-approval letter, we will connect you with a preferred lender today. This is the first step — everything else follows.
3
Sign the Buyer Representation Agreement
We complete the Nevada Buyer Brokerage Agreement and all required agency disclosure forms. This formalizes our representation and protects your interests.
4
Start Searching
Your MLS search goes live. New listings that match your criteria arrive in your inbox the moment they hit the market. When you are ready to schedule showings — we are ready to go.
Questions Before We Proceed?
Ask anything. There is no obligation and no pressure. We want you to feel completely confident in your decision to work with Strata — and we will take the time to answer every question you have before we begin.
Contact Information
Strata Real Estate & Leasing
Joanne Olimpo, Broker · NVRE Lic: B.1002625
8704 West Charleston Blvd. #105-A · Las Vegas, NV 89117
(702) 722-8833 · info@stratareal.com · www.stratareal.com
Strata Real Estate & Leasing
Every transaction is the
beginning of a relationship.
Joanne Olimpo, Broker · NVRE Lic: B.1002625
8704 West Charleston Blvd. #105-A · Las Vegas, NV 89117
(702) 722-8833 · info@stratareal.com · www.stratareal.com
⊜ Equal Housing Opportunity · NVRE Lic: B.1002625